(A) Guidelines for construction, alteration and relocation work. In making a determination to issue or deny a certificate of appropriateness for construction, alteration or relocation work affecting an eligible or designated historic landmark, or a determination to conduct an advisory review and either approve or make recommendations with regard to construction or relocation work on property located in a designated Historic District, either the Commission or the City Council, when considering an appeal, shall consider the effect of the proposed construction, alteration or relocation on the architectural features and on the historic, aesthetic or architectural value, characteristics and significance of the eligible or designated historic landmark or designated Historic District.
(B) Determination. In making a determination whether to issue a certificate of appropriateness or a certificate of advisory review, the Commission or the City Council when considering an appeal, shall follow the Secretary of the Interior’s Standards, revised 1990, as amended, and other criteria and guidelines as the Commission may recommend, and which the City Council may adopt, for use by the Commission or the City Council when considering an appeal. The criteria shall include but are not limited to the following:
(1) A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment;
(2) The significant original qualities and/or historic character of a property shall be retained and preserved. The removal or alteration of historic or distinctive architectural materials or features and spaces that characterize a property shall be avoided;
(3) Each property shall be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken;
(4) Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved;
(5) Distinctive features, finishes and construction techniques or examples of craftsmanship that characterizes a historic property shall be preserved;
(6) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of distinctive features, the new feature shall match the old in design, inherent and not renewable color, texture and other visual qualities and materials. Materials where possible replacement of missing features shall be substantiated by documentary, physical or pictorial evidence;
(7) Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible;
(8) Significant archaeological resources affected by a project shall be protected and preserved. If the resources must be disturbed, mitigation measures shall be undertaken;
(9) The historic and architectural integrity of the property and its environment shall be protected by making the new work compatible with the existing structures, surrounding structures, streetscape or the character of the Historic District, whenever one or more of these elements is affected by the work, with respect to the following design criteria:
(a) The height of the alteration, addition or construction;
(b) Proportions between the width and heights of structure’s front facade;
(c) The proportions and relationships between doors and windows;
(d) Relationship of building masses and the open space around them;
(e) The design of the roof shapes, forms and materials;
(f) Landscaping and appurtenances, which should also be sensitive to the individual structure, its occupants and their needs;
(g) The scale of the proposed structure;
(h) Dominant horizontal or vertical directional expression of front elevation or additional elevation; and
(i) Architectural style, design, details and materials, including textures and patterns but not necessarily color.
(10) New additions and adjacent or related new construction shall be undertaken in a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
(C) Guidelines for removal or demolition of historic landmarks, or buildings, structures or improvements located within a Historic District. Guidelines to be used by the Commission, or by the City Council when considering an appeal, in making a determination of appropriateness of the removal or demolition of a landmark or a building, structure or improvement in a Historic District shall include but not be limited to the guidelines set forth in division (A) hereinabove. Certificates of appropriateness for the removal or demolition of a building, structure or improvement in a Historic District shall be granted by the referenced criteria, if the proposal is for the removal or demolition of a noncontributing resource.
(Ord. 06-50, passed 11-28-2006; Ord. 11-04, passed 1-25-2011; Ord. 11-19, passed 4-26-2011)